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HomeMy WebLinkAboutRedevelopment Commission Minutes 11.13.25 - Signed South Bend Redevelopment Commission 215 S. Dr. Martin Luther King, Jr. Blvd., Room 301, South Bend, Indiana Minutes Regular Meeting November 13, 2025 – 9:30 a.m. City Hall Council Chambers 3rd Floor or via: https://tinyurl.com/RDC2025-2026-Meetings Meeting Recording Link: https://tinyurl.com/RDC-Meeting-Recordings The South Bend Redevelopment Commission was called to order at 9:33 a.m. President Troy Warner presiding. 1. ROLL CALL Members Present: Troy Warner, President Dave Relos, Vice President Gillian Shaw, Commissioner Ophelia Gooden-Rodgers, Commissioner Marcus Ellison, Non-Voting Advisor Members Absent: Eli, Wax, Secretary Legal Counsel: Danielle Campbell Weiss, Senior Asst. City Attorney Redevelopment Staff: Caleb Bauer, Executive Director, DCI Sarah Schaefer, Deputy Director, DCI Lewis Kouassi, Director of Finance, DCI - Virtual Joseph Molnar, Asst. Dir. of Growth and Opp., DCI Erin Michaels, Property Development Manager, DCI Tim Corcoran, Chief Planner, DCI Michael Divita, Principal Planner, DCI Laura Hensley, Board Secretary, DCI Attending: Gemma Stanton, Project Engineer Nick Oudhoff, WSBT 22 News Matt Barrett, 110 S. Niles Ave. Anthony Warnick, ND Law School Amanda Pirkowski, WNDU Don Schoenfeld, WNDU 2. Approval of Minutes CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 13, 2025 Page | 2 A. Approval of Minutes of the Regular Meeting of Thursday, October 23, 2025 Upon a motion by Ophelia Gooden-Rodgers for approval, second by David Relos, the motion carried unanimously; the Commission approved the minutes of the regular meeting of October 23, 2025. 3. Approval of Claims A. Claims Allowances October 14, 2025 Upon a motion by David Relos for approval second by Ophelia Gooden- Rodgers, the motion carried unanimously; the Commission approved the claims allowances of October 14, 2025. B. Claims Allowances October 21, 2025 Upon a motion by David Relos for approval second by Ophelia Gooden- Rodgers, the motion carried unanimously; the Commission approved the claims allowances of October 21, 2025. 4. Old Business A. None 5. New Business A. River West Development Area 1. Certificate of Completion (Panaderia Y Supermercado) Joseph Molnar, Assistant Director of Growth and Opportunity, stated that on July 8, 2021, the Redevelopment Commission (RDC) entered into a Real Estate Purchase Agreement with Panaderia Y Supermercado for the property located at 2401 W Western Avenue, with the intent to develop a new grocery store. Panaderia Y Supermercado has successfully completed construction of the grocery store and fulfilled all post-closing development obligations as outlined in the agreement. The following milestones have been met and documented: • Investment Commitment: Within 44 months of closing, the buyer was required to invest at least $1,000,000 in site improvements. o Panaderia Y Supermercado exceeded this amount and has submitted documentation verifying the expenditure. • Construction Timeline: Construction was to commence within 32 months of the closing date. o Construction began and was completed within this timeframe. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 13, 2025 Page | 3 • Facility Size Requirement: The agreement requires a grocery store of at least 10,000 square feet. o The completed store exceeds this size and has received a Certificate of Occupancy from the Building Department. • Additional Commercial Development: At least two additional commercial or office spaces were to be developed. o Two commercial spaces have been constructed in addition to the grocery store. • Employment Requirement: A minimum of 25 full-time employees was required. o Panaderia Y Supermercado currently employs at least 25 full- time staff. Vice President Relos thanked the City staff involved. Upon a motion by Ophelia Gooden-Rodgers for approval, seconded by David Relos, the motion carried unanimously; the Commission approved Certificate of Completion as presented on November 13, 2025. 2. Opening of Bids (212 & 216 S. Michigan St.) Joseph Molnar, Assistant Director of Growth and Opportunity, stated we received no bids prior to the deadline for the disposition process and City staff are working on an RFP and will proceed with next steps for this property. 3. Opening of Bids (502-524 Carroll St. & 316 E. Monroe) Erin Michaels, Property Development Manager, stated we received one (1) bid from Allen Edwin Homes prior to the deadline and City staff will review the bid and make recommendations at the next RDC meeting Monday, November 24, 2025. Upon a motion by Troy Warner to proceed, seconded by Ophelia Gooden-Rodgers, the motion carried unanimously; the Commission approved to proceed with the disposition process as presented on November 13, 2025. 4. Opening of Bids (534 Laporte Ave.) Erin Michaels, Property Development Manager, stated we received no bids prior to the deadline for the disposition process but City staff has received significant interest, and a purchase agreement may be brought before the Commission in the future for redevelopment of this property. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 13, 2025 Page | 4 Caleb Bauer, Executive Director of Community Investment, explained that dispositions are a state-mandated process that requires the Commission to offer property for sale with minimal, or no conditions tied to prior investments. The intent behind this law is to determine the property’s theoretical market values, what it could sell for without future development commitments. It’s important to note that the absence of bids during this step does not necessarily indicate a lack of interest in the property. Rather, it reflects that there may be limited interest in purchasing the property outright without collaboration with the city. Following this stage, we move into the Request for Proposal (RFP) process, which invites developers to present plans for bringing the property back into productive use. This often involves more detailed negotiations between Commission staff and potential developers. Mr. Bauer wanted to reiterate this for the benefit of newer participants: no bids on a disposition simply mean that step didn’t yield offers, not that the property lacks potential interest. 5. Purchase Agreement (4124 Old Cleveland) Joseph Molnar, Assistant Director of Growth and Opportunity, stated that in January, the RDC approved an option to purchase the property at 4124 Old Cleveland. The agreement specified that the option would be exercised once the adjacent site was ready for construction of the New Day Intake Center, with financing and regulatory approvals in place. We believe that stage has been reached, and a closing is scheduled soon. Staff and the property owners now seek to exercise the option at the agreed purchase price of $374,000, which aligns with the average of two appraisals. Approval of this acquisition will give us full control of the Old Cleveland site and allow us to begin discussions with the county about potentially acquiring the adjacent parcel in the future. Upon a motion by David Relos for approval, seconded by Ophelia Gooden-Rodgers, the motion carried unanimously; the Commission approved the Purchase Agreement as presented on November 13, 2025. B. River East Development Area 1. Budget Request (Veterans Memorial Park at Twyckenham Dr.) Gemma Stanton, Project Engineer, is requesting a budget allocation for sidewalk repairs along Twyckenham Drive at Veterans Memorial Park. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 13, 2025 Page | 5 The existing sidewalk is failing and does not provide an ADA-compliant route due to cracking and missing ramps. Erosion on the adjacent slope has worsened over time, causing structural issues that also need to be addressed. The proposed project includes: • Replacing the sidewalk from the bridge to Hildreth Street • Stabilizing the slope to prevent further erosion (extent to be determined by engineering design) Estimated costs: • Design: $36,000 • Construction: Approximately $200,000 Total request: $250,000 to cover design, sidewalk replacement, and slope stabilization. This will ensure accessibility and long-term stability for the area. Commissioner Gooden-Rodgers asked if this request would complete the project and Ms. Stanton stated yes. Upon a motion by Gillian Shaw for approval, seconded by David Relos, the motion carried unanimously; the Commission approved the Budget Request as presented on November 13, 2025. 2. Recommendation on RFP Proposal (Former YMCA Northside) Joseph Molnar, Assistant Director of Growth and Opportunity, stated that on April 2025, the RDC acquired seven parcels at 1201 Northside Blvd. and Louise St. as part of an agreement with the YMCA that facilitated its move downtown to the Leighton building. Since then, all structures have been cleared, and the site is ready for redevelopment. The property is located southeast of the South Bend Farmers Market along the St. Joseph River. RFP Process: The Redevelopment Commission approved a Request for Proposals in June, with submissions due September 11. One proposal was received from Century Custom Builders, a local developer with extensive experience. Their plan includes approximately 118 units—a mix of apartments, duplexes, townhomes, and single-family homes—with potential for commercial space. Recommendation: Staff reviewed the proposal, met with the developer, and confirmed it meets all RFP criteria. We recommend continuing negotiations with CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 13, 2025 Page | 6 Century Custom Builders to pursue a purchase agreement and full site development. While reaching a final agreement is not guaranteed, that is our goal. Next Steps: City engineering and planning teams will collaborate with the developer to refine site layouts and ensure an appropriate mix of housing types before development begins. Staff will return to the RDC with a finalized purchase agreement and detailed plans for review. President Warner asked about a timeline and Mr. Molnar stated staff is hoping for this Winter or next Spring with a finalized purchase agreement. Upon a motion by Troy Warner for approval, seconded by Gillian Shaw, the motion carried unanimously; the Commission approved the Recommendation as presented on November 13, 2025. C. Redevelopment General Fund (a.k.a Pokagon Fund) 1. Resolution No. 3656 (Approving Purchase Agreement for Old Marquette School) Joseph Molnar, Assistant Director of Growth and Opportunity, stated that the old Marquette School, located at 1905 College St., is a historic school building constructed in the 1930s. It served as an active educational facility until 2011, when the South Bend Community School Corporation (SBCSC) opened a new school building directly to the north. Since then, Old Marquette has remained vacant. The building is recognized as a locally designated historic landmark. Over the past several years, RDC staff have been in discussions with United Way to identify a suitable site for a “OneRoof” Neighborhood Center in the Far Northwest Neighborhood—modeled after the successful center in the Southeast Neighborhood. This type of facility would provide vital community services, including youth programming, health care access, and early childhood education. Old Marquette is both geographically well-positioned and adequately sized to serve as the Far Northwest Neighborhood’s location. The attached resolution authorizes the transfer of ownership of Old Marquette from SBCSC to the Redevelopment Commission for $60,750.00, based on the average of two independent appraisals. This acquisition not only preserves a historic structure that has faced an uncertain future for over a decade but also creates a meaningful opportunity to collaborate with United Way in establishing a much- needed community resource. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 13, 2025 Page | 7 President Warner expressed concerns about the building’s condition and whether it’s salvageable or viable. Based on the appraisal value, it appears there may be significant structural issues. Caleb Bauer, Executive Director of Community Investment, explained United Way has conducted multiple site visits with consultants, structural engineers, and architects to assess the building. Due to its long vacancy, the property requires significant work, including a full roof replacement and interior remodeling. However, United Way believes the structure is sound and suitable for adaptive reuse. They are currently developing the scope of that reuse, which may include partial demolition of one expansion wing. At the same time, United Way is preparing a capital campaign to fund the “OneRoof” Center project. When the City returns with a purchase agreement, it will include details on the proposed plans and budget. While the investment will be substantial and fundraising will take time, United Way and the City may collaborate on stabilization work in the interim, which will be addressed in a forthcoming agreement. President Warner commented that “OneRoof” has already become a key neighborhood resource on the southeast side, providing youth programs and healthcare services. Bringing a similar presence to this neighborhood has been a long- standing goal, and this project represents an important step toward meeting that need. Commissioner Gooden-Rodgers asked if there was an agreement with the Boys and Girls club and Mr. Bauer stated there was not previously. Mr. Bauer clarified that today’s agreement authorizes the Redevelopment Commission to purchase the building from the school corporation. In the coming months, we will return with a purchase agreement for the sale of the building to United Way, which will outline the vision and scope for the “One Roof” Center. For context, the Common Council allocated American Rescue Plan Act (ARPA) revenue replacement funds in the 2022–2023 budget. One line item was designated for pre-K center support, and we have reserved a portion of those funds for the far northwest “OneRoof” Center. When we return with the agreement, these funds may be included to cover stabilization work needed to maintain the building while United Way launches its multi-million-dollar capital campaign to bring the facility back into active use. Commissioner Shaw asked if by taking control of the building we would stabilize the structure. Mr. Bauer stated potentially, yes. We expect to bring an agreement to the Commission soon that outlines United Way’s CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 13, 2025 Page | 8 planned investments and the City’s potential role as a partner. That agreement is still under negotiation, so he didn’t have it ready today. Commissioner Ellison commented that the land value likely reflects that additional investment will be needed for building improvements. United Way’s funding, combined with other resources, could support key neighborhood priorities—such as early childhood programs, upgrading the gym for after- school activities, and creating outdoor spaces like gardens or play areas. These enhancements would make the “OneRoof” Center a true community asset, addressing needs residents have expressed for years. Neighbors have consistently said they want to see something meaningful done with this property, rather than leaving it vacant for another decade. Commissioner Gooden-Rodgers agreed. Mr. Molnar added that the purchase agreement has been approved by the South Bend School Corporation and this is the final step. Commissioner Shaw spoke in favor of the agreement. Upon a motion by Gillian Shaw for approval, seconded by Ophelia Gooden-Rodgers, the motion carried unanimously; the Commission approved Resolution No. 3656 as presented on November 13, 2025. 6. Progress Reports A. Tax Abatement Joseph Molnar, Assistant Director of Growth and Opportunity, stated that on Monday, the Common Council approved the confirming Tax Abatement Resolution for Michigan Motorsports, which is purchasing property from the RDC on William Merchant Ct. With that approval in place, the next step is closing on the property, which is expected soon. Construction is anticipated to begin in Spring or Summer of next year. This Council action marks the final step needed to move the development forward. B. Common Council None C. Other None 7. Next Commission Meeting Monday, November 24, 2025, 9:30 a.m. at Council Chambers, Room 301, Weekday Changed due to Thanksgiving Holiday CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 13, 2025 Page | 9 8.Adjournment Thursday, November 13, 2025, 10:20 a.m. ______________________________ ______________________________ Eli Wax, Secretary Troy Warner, President